CITY OF SPOKANE VALLEY Request for Council Action Meeting Date: April 26, 2016 Department Director Approval: Check all that apply: consent old business new business public hearing information admin. report pending legislation executive session AGENDA ITEM TITLE: Administrative report Tiny Houses GOVERNING LEGISLATION: RCW 36.70A, SVMC 17.80.150 and 19.30.040 PREVIOUS COUNCIL ACTION TAKEN: None BACKGROUND: Staff has compiled information regarding the latest tiny house trends, regulations and siting tools as information for the Council to consider as the Comprehensive Plan Update process continues. Currently, the Spokane Valley Municipal Code addresses RV s, Accessory Dwelling Units, and to a certain extent park model homes. Tiny homes, tiny home communities, and cottage housing were not considered during the 2008 development regulations update. In order to address smaller house option inquiries from the public, the current zoning regulations are being reviewed. A memo has been prepared that describes types of tiny houses and tools for siting tiny home developments and how several jurisdictions are regulating them. The document is attached for your review. Staff will present an overview of the housing alternatives, pertinent regulations, including a comparison of City requirements to that of other jurisdictions, and discuss tiny house issues. OPTIONS: N/A RECOMMENDED ACTION OR MOTION: N/A BUDGET/FINANCIAL IMPACTS: N/A STAFF CONTACT: Micki Harnois, Planner ATTACHMENTS: PowerPoint Presentation, Memorandum with attachments 1. Staff Memo April 6, 2016 2. Presentation
11707 E Sprague Ave Suite 106 Spokane Valley WA 99206 509.921.1000 Fax: 509.921.1008 cityhall@spokanevalley.org Memorandum To: John Hohman, Community and Economic Development Director From: Micki Harnois, Planner Date: April 6, 2016 Re: Tiny Houses This memorandum provides information on tiny houses, and other emerging trends of alternative housing including, but not limited to, how they are defined, the demand, and process or regulations applicable from the Spokane Valley Municipal Code (SVMC). Demand: There has been an emerging demand for smaller than typical housing. Empty nesters or those who desire a simple lifestyle are seeking a smaller house size. Others may be potential first-time home buyers or may be experiencing low income and require a dwelling that is affordable. Smaller houses are also appealing for the elderly who can t continue to maintain their existing home and yard but are still independent, and nonprofit groups are utilizing the movement as a solution for the homeless. Tiny Homes: The tiny house movement has gained a lot of attention due to popular TV shows such as Tiny House Nation and Tiny House Hunters. Often times the tiny house is perceived to be a catchall for smaller than typical housing options. However, the most common type of tiny house is constructed similar to an RV - it's a vehicle structure, with electric systems, water tanks and sewage tanks that operate for a while before they need support systems. Generally they are not designed for permanent occupancy. In order to use the structure for full time occupancy it must meet the residential building code and or manufactured housing code standard. However, changing state building codes, such as WAC 51-16-030 Exemptions for indigent housing guidelines, are giving deference to individual communities to choose options to provide housing for indigent persons so long as certain criteria is met. In some jurisdictions tiny homes have been a solution to the homeless and the poverty-stricken population as far as a safe and sanitary alternative. Other jurisdictions have allowed tent cities located on church parking lots to be relocated to public land and owned and operated by a nonprofit organization. SVMC CODE: The ability to use the tiny home for permanent occupancy on a traditional residential lot is related to a requirement for a permanent foundation and connections to utilities. Wheels, and sometimes axles, are removed. Tiny homes can be placed in RV Parks while remaining on wheels. Generally, it is required to be placed on a permanent foundation and connect to water, Page 1 of 4
sewer and electric systems. This converts the unit to a stationary unit and makes the utility systems safe for long term use. SVMC allows tiny homes on wheels in a manufactured home park as they are similar to a self-contained recreational vehicle. They are not allowed on a singlefamily residential lot for longer than 30 days. Currently the SVMC does not address development standards for the placing of tiny homes in regard to lot size, e.g. Although in regard to park model homes for example, they are not allowed on an individual residential lot as they do not meet the standards of a manufactured home due to the fact that they measure less than 24 feet wide and 36 feet long as defined in the SVMC. The existing character of the neighborhood should also be considered. Will they fit in? Tiny House Communities: Tiny house communities or entire neighborhoods of tiny houses are emerging as solutions to affordable housing and lifestyle alternatives. Most tiny house communities constructed so far have been created to address homeless issues or other specific issues. The Olympia-Quixote Village and Fuller Center Village are examples of tiny house communities. Olympia-Quixote Village The 30 cottage village was previously built for homeless adults. All residents pay 30% of their income (minimum $50/month) in rent and sign a lease agreement. There is no option to buy a dwelling in this development. Each 144 square foot house is equipped with a single captain s bed, a table, a sink and a toilet. A community building is on-site that contains a shared kitchen, dining area, living room, showers, laundry and office and meeting space. There is also a community garden in the open space among the houses. Fuller Center Villages There are 23 cottage village contains homes that range in size from 133 square feet (a single bedroom that sleeps two) to 258 square feet (three bedrooms, including a futon in the living room that will sleep eight) The units are available to rent and eventually the tenant may pursue owning the tiny house. The future homeowner may either continue to live in the village or move their home off-site. The complex consists of an outdoor recreation area, greenhouse, fish pond and a community center. There are various tools for siting tiny home developments: 1) A new zoning district or overlay zone for tiny house subdivisions 2) A Planned Unit Development (PUD) - A PUD allows a slight deviation from the development requirements in regard to such standards as lot size and building setbacks, e.g. to encourage the development of a variety of housing types. Lots in a PUD may be sold. 3) A manufactured home park (MHP) MHPs allow houses that are considered recreational vehicles regardless of the length of time it is located on-site. The lot is rented to the home owner. The RV must be self-contained or there is a facility in the park for sanitary services. This would be a suitable location for those houses that cannot be placed on a permanent foundation or not equipped to connect to utilities. 4) A designated area for tiny house villages on church property. This option has been suggested by a local developer. However, this could be accomplished by amending the permitted use matrix. Page 2 of 4
Other examples of tiny house types: Park model homes Park model homes are a temporary, recreational vehicle that is built on a chassis, mounted on wheels, and may be connected to utilities to operate the trailer s fixtures and appliances. Lofts or overhead storage with a maximum ceiling height of five feet are not included in the park model home s square feet. With the park owner s or manager s permission, park trailers may be sited in manufactured home parks if they have the ability to hook up to sewer and water or the park has an existing facility for toilets and showers. Staff has received many inquiries from the public in regard to being able to place park model homes on individual lots. The attraction is that they are smaller in size and have efficient floor plans. Park model homes do not exceed 400 square feet in size. The minimum dimensions are intended to protect the character of the neighborhood by insuring structures are at least consistent with smaller dwelling footprints. Accessory dwelling units (ADUs) ADUs are an affordable housing alternative for seniors, single parents or persons with disabilities who might otherwise have difficulty finding homes within the city that support independent living. These units can either be attached to a dwelling unit or detached, but can only be placed on property where there is an existing residence. An attached ADU could be created within a residence or an addition to a residence. The SVMC criteria require that each ADU must be a minimum of 300 square feet in size and limits the units to a maximum of two bedrooms. The units must be designed to match the appearance of the primary dwelling unit in regard to exterior materials, roof pitch, trim and windows. ADUs- Chapter 19.40.100 in the SVMC describes the criteria for ADUs which are allowed in all of the single-family residential zones (R-1 to R-4). Cottages Cottage housing supports the diversity of housing, increases the variety of housing types for smaller households and provides the opportunity for small, detached single-family dwelling units within existing neighborhoods. Municipal Research Services Center (MRSC) defines cottage housing as, generally a grouping of small, single family dwelling units clustered around a common area and developed with a coherent plan for the entire site. They are often used as a type of infill development on small sites, within existing developed areas. Advantages of cottage housing include higher densities than typical single-family neighborhoods, with minimal impacts to adjacent residential areas and for some an increased sense of privacy as compared to multifamily living. However, while it does represent a reduction in living and maintenance costs, since maintenance costs are typically shared, it does represent an increase in density which can be controversial. The SVMC does not contain development regulations for the cottages specifically, but the Planned Residential Development regulations could be utilized so long as the final density is not greater than 20% than the underlying zoning district. Other jurisdictions: All of the city codes that have been researched allow for the placement of accessory dwelling units in the residential zones. Park model homes are being placed in manufactured home parks in Spokane and Spokane Valley. New cottages that are placed around open space are becoming Page 3 of 4
popular as they create a sense of community. As far as the tiny house communities, Quixote Village was the only example to be found in the northwest for the homeless. Portland, OR and Seattle, WA are allowing similar types of villages but the dwellings are made of recycled materials. There are no other local Fuller Center projects listed on their website. Table of jurisdictions and allowed housing types Park ADUs Model Homes Everett x x Spokane Valley in MHP x Spokane In MHP x x Spokane County Kent Olympia x x Cottages Tiny house communities x Page 4 of 4
City Council April 26, 2016 Tiny Houses 1
Emerging trends of alternative housing Demographics Empty nesters Those who want a simple lifestyle First time home buyers Elderly who can t maintain home and yard but are still independent Nonprofits who are finding a solution for the homeless Types of Alternative Housing Tiny House Park model homes Accessory dwelling units Cottages 2
What is a tiny house? The most common type of tiny house is similar to an RV in that it is a vehicle structure, with electricity, water tanks and sewage tanks and usually on an axle and wheels 3
Tiny Houses 4
SVMC regulations tiny houses Allowed in RV parks Allowed in manufactured home parks Treated as a recreational vehicle Not allowed on a single-family residential for more than 30 days 5
New Code - Exemptions for indigent housing guidelines Cities and counties are permitted the option of adopting exemptions from the state building code requirements for buildings whose character of use or occupancy has been changed in order to provide housing for indigent (impoverished) persons (WAC 51-16-030) 6
Other emerging Alternatives Park model homes Accessory dwellings (ADUs) Cottages 7
Quixote Village Layout Located in Olympia, WA 144 Sf in size Built for homeless adults Owned by a nonprofit organization Residents pay a minimum rent and there is no option to buy dwelling 8
Quixote Village-Olympia 9
Fuller Center Tiny House Village Concept Recreation Area Community Center Church or Ranch Property Aquaponic Farm Comprehensive Plan Amendments 10
Fuller Center Tiny House 258 sf three bedrooms Units are available to rent then own Homeowner can remain in village or move the house off-site 11
Other tiny house villages Portland (from recycled material) Seattle 12
Park Model Home Temporary RV Can be placed in manufactured home park parks Not allowed on single lot as do not meet manufactured home dimensions Maximum 400 sf in size 13
Accessory Dwelling Unit A structure that is subordinate and incidental to the main or primary dwelling unit located on the same property, providing complete, independent living facilities exclusively for a single housekeeping unit, including permanent provisions for living, sleeping, cooking and sanitation ( SVMC) Comprehsneive Plan Amendments 14
SVMC Regulations for Accessory Dwelling Units Can be either attached or detached from a primary residence Must be a minimum of 300 square feet in size Have a maximum of two bedrooms Must be on a foundation Have similar appearance as the primary dwelling unit in regard to exterior materials, roof pitch, trim and windows. Is allowed in all single-family residential zones
Existing Accessory Dwelling Units ADU Attached ADU Detached
Tiny Cottage Village Clustered around an open space The SVMC has no development regulations for cottages 17
Cottages and open spaces 18
Siting tools for tiny home developments A new zoning district or overlay zone A Planned Unit Development A manufactured home park A designated area for tiny house villages on church property suggested by developer 19
Discussion: Are these housing types consistent with Council focus? Are there other housing types that Council would like to discuss? Is more information needed? Next Steps: Bring Back additional information for Council if requested; Continue the Comp Plan update process building in goals, policies and development regulations to support a diverse range of housing alternatives that include Tiny Houses and other options to be determined; 20